Buying, selling or renting a Heron Bay home in Parkland or Coral Springs

Every sale needs the master's estoppel. Every Neighborhood in the table below except Long Cove has its own association, which issues a second estoppel, and at Heron Preserve the POA issues one. Each is due within 10 business days of a written or electronic request (Fla. Stat. § 720.30851), and Cypress Pointe's condominium estoppel has the same deadline (§ 718.116(8)). Our HOA approvals page covers fee caps and late answers. The master's manager, KW, takes requests through HomeWiseDocs and has an on-site office at 954-575-2200.

The master's Capital Payment, leasing rule and tenant registration apply to every row. Four Neighborhoods hold the sale for their own estoppel. On the Property Appraiser's record, some associations' common land has a mailing address in care of another company, as their pages note.

The Find a Neighborhood lookup names it from a street address, a lot and plat, or a condominium unit. A legal description names the plat (the recorded subdivision map) and then one of four things.

• A block, for Bay Cove, Heron Cove, The Colony, The Falls, Long Cove and Waterford Estates, or a lot on Saltgrass's own plat (Plat Book 184, Page 40).
• A parcel letter, with the lot or Site named after "AKA" (also known as). L'Hermitage is Parcel A of Heron Bay Three. On Heron Bay Four, The Pointe is B, The Fairways C, The Enclave D, Mizner Village E and Villa Sorrento F.
• A Site number, at Tuscany (Parcel A of Heron Bay South, on the Property Appraiser's record) and Heron Preserve.
• A unit and building at The Fairways. At Cypress Pointe, a unit and the name of its condominium, I to IV, which follows from the building number.

The buyer pays the master a Capital Payment of $1,500 to $3,000, set by the sales price, plus any Neighborhood charge in the estoppel table. Due on every resale, the Capital Payment "shall be considered an Assessment", so the association's lien secures an unpaid one (Declaration § 8.6(b), added by Instr 114476411, p. 4). It has changed three times, and the amendment in effect on the closing date sets it:

From 30 June 2017 to 23 June 2022 it was a flat $1,000 (Instr 114476411). The original declaration charged it once per lot until an owners' amendment deleted that limit (Instr 118232027, p. 2). In Saltgrass, the 2026 agreement with the master makes it due when a lot is conveyed to a later owner (§ 5.2, Instr 120792137). On a sale from Toll, which still owns the lots, we ask the master whether it charges one.

The Falls', The Enclave's and The Pointe's charges came by amendment, and their pages raise questions about how each was adopted. Saltgrass's is in its 2026 declaration. Four builders' declarations, at The Enclave, The Fairways, The Pointe and Waterford Estates, also charge two months' assessments as working capital on a home's first conveyance or occupancy. If a resale estoppel shows that first-sale charge, ask what the association relies on.

Each estoppel gives that association's regular assessment, and the two are prorated separately.

No. The master documents give the association no right to approve a sale or a lease, and no right of first refusal. Four Neighborhoods tie the sale to their estoppel. L'Hermitage and Villa Sorrento declare a sale made without their estoppel certificate void. Mizner Village and Saltgrass bar a conveyance until their estoppel is received.

L'Hermitage, The Fairways and Villa Sorrento approve leases, as do Heron Cove's December 2021 rules.

An owner that is not an individual, such as a corporation, partnership, trust or LLC, must designate one person or family to use the home and vote. It may change the designation no more than once every six months (Declaration § 5.4, p. 40). Cypress Pointe approves an entity buyer's occupants, and Heron Cove's 2021 rules let only an entity's officers, managers, general partners or trustees live in the home for the first 24 months.

Yes, on the terms the owners adopted in 2017 (Declaration § 3.39 "Leasing", Instr 114476411, p. 3):

• an owner may lease "one (1) time during any twelve (12) month period";
• tenants and other occupants register with the association before moving in;
• the association may require a tenant security deposit of up to $1,000, treated as an assessment if unpaid;
• every lease is subordinate to the association's lien, and the association may evict a tenant who violates the documents, at the owner's cost.

The master's 2017 rule predates 1 July 2021, so it binds every owner. A rental amendment enacted after that date generally binds only owners who take title after it, or who consent to it. Limits on leases shorter than six months, or on leasing more than three times a calendar year, bind everyone (Fla. Stat. § 720.306(1)(h)).

Heron Cove's December 2021 rules are the only leasing change we found from after 1 July 2021, and its page sets out whether they bind a buyer. Under Chapter 720, Florida's homeowners' association law, the "governing documents" are the recorded declaration and its amendments, and the articles and by-laws, so Board rules are not among them (§ 720.301(8)). How § 720.306(1)(h) applies to Board rules is for underwriting. For an investor buyer, we also search the records from 6 April 2026 forward.

Cypress Pointe is a condominium, where the condominium statute sets the rule. An amendment banning rentals, changing the rental term or limiting how often owners may rent binds only owners who consent to it and those who take title after it (§ 718.110(13)).

Both, by plat. The Property Appraiser's record puts all the homes on each plat in one city:

The ZIP does not tell, since the Property Appraiser gives ZIP 33076 to nearly all Heron Bay homes in both cities. Its millage code, which sets the tax rate, is 3012 in Parkland and 2812 in Coral Springs. The master supplements that brought Heron Bay East, Seven & Eight and North Plat 1 under the declaration name Coral Springs for land in Parkland.

The city decides where the municipal lien and permit searches go, which building department holds the permits, and the tax rate. The Property Appraiser gives a 2025 total millage of 18.3944 in Parkland and 20.2856 in Coral Springs, both in Broward County.

On the Property Appraiser's record, the master owns both clubhouses and the North Springs Improvement District (NSID) owns most of the lakes and canals. The Appraiser cites a multi-parcel quit-claim deed dated 1 May 2018 for The Commons, 6100 Heron Bay Boulevard, Coral Springs (Instr 115053212). For Plaza Del Lago, 11535 Osprey Trail, Parkland, it cites a quit-claim deed dated 25 May 2007 (OR 44227/707).

The clubhouses' costs are in the master's budget, so they are part of the assessments the master's estoppel shows. NSID levies its drainage and water-management assessments on the property tax bill. The master's rules say NSID allows no recreational use of its waterways, and bar swimming and motorized boats on every body of water in the community (§ III.L).

The association's Elevate Heron Bay FAQ (undated, not recorded) says the clubhouse renovation is funded with $1,250,000 of working capital, approved at a members' meeting. It also uses a 4% Valley Bank loan, repaid from the operating budget. The FAQ says "this is not a Special Assessment", that sellers will not see the repayment accelerated, and that the cost is about $23 a month per home. Check the master's estoppel for any special assessment.

Not under the declaration, which excludes the golf course and gives a home no right to use it (Declaration §§ 2.1(a), 2.5, pp. 9, 14–15). Since 1997 the course owner may also enforce the declaration's rules on walls, fences, height variances and golf course nuisance against lots next to the course (OR 27435/727). Saltgrass, built on part of the old course, is tied to the master by its own 2026 agreement.

The Property Appraiser has listed most of the former course as vacant land since the 2022 tax roll. It shows NSID with about 155 acres (deed dated 22 September 2021, Instr 117646528). The City of Parkland has about 43, including the former golf clubhouse site at 11801 Heron Bay Boulevard (deed dated 28 December 2022, Instr 118621005). Toll has the 52 Saltgrass lots and tracts, about 21 acres (deed dated 20 August 2025, Instr 120426296).

In a 2023 agreement with the City over about 65 acres of the former course, Saltgrass's land among them, the association gave up enforcing a separate golf course covenant (OR 27435/573) against that land. It kept the provisions under which every owner of that land pays it maintenance assessments (Instr 118621008 §§ 1, 2.c). Homes built there join the community only if the association records an amendment bringing them in, and none is recorded (§ 2.d).

Keep signs off the lot, see that the buyer has the disclosure summary before signing, and expect two estoppels where the Neighborhood has its own association.

• No sign may go on the lot or in a window, "for sale" and open house signs included (the sign rule).
• A contract signed before the buyer gets the association's disclosure summary can be cancelled within 3 days after the buyer receives it, or before closing, whichever comes first (Fla. Stat. § 720.401).
• Since 1 October 2024 the seller must give the buyer a flood disclosure "at or before the time the sales contract is executed", on every Heron Bay sale, Cypress Pointe units included (Fla. Stat. § 689.302).
• We order both estoppels together. Under ¶ 9(a) of the Florida Realtors/Florida Bar "AS IS" contract, the seller pays the estoppel fees unless the contract says otherwise.
• Bay Cove, Heron Cove and Tuscany require written notice of a sale with a copy of the contract, but approve no buyer.
• Until every Saltgrass home is sold, Toll must approve any sale's marketing materials in writing.
• The buyer pays the Capital Payment at the closing date's tier.
• Every tenant must be registered with the master, and a tenant staying on after closing needs approval at The Fairways, L'Hermitage and Villa Sorrento.

The master's Rules and Regulations (revised 26 September 2018, not recorded) and its declaration bar signs, require approval before exterior work and cap fines at $1,000. The Board can change the rules by vote, and the current version is behind the residents' login on the association's website, so an investor buyer should ask for it.

Most Neighborhood declarations follow one of four forms, so the same clauses recur under different section numbers. Two were used by WCI Communities (WCI), its Declaration of Neighborhood Covenants and a later form. L'Hermitage and Villa Sorrento share a third, named here for its Article 6 resale restrictions, and four builders' declarations share the fourth. WCI's 1996 deeds of the L'Hermitage and The Pointe land also attached its Neighborhood Covenants, so those lots have two sets.

A dash means land off the Heron Bay Three and Four plats. Where a clause below cites one Neighborhood's section, the others on that form carry it under their own numbers.

Most make a buyer answer for the seller's unpaid assessments (The Fairways § 11.1), as Chapters 720 and 718 do. The builders' and resale-restriction forms also keep the buyer out of the home until those assessments are paid, unless the buyer is a foreclosing first mortgagee (L'Hermitage § 4.8). Heron Cove's 2021 rules do the same. The Colony, The Enclave and L'Hermitage may accelerate a late owner's assessments, calling later installments due at once, so the estoppel can include them.

The builders' form and Mizner Village start their liens with a recorded claim, as the master does (Waterford Estates § 8.1.3). The later WCI form dates its lien from the declaration (Heron Cove Art. X § 2), and The Colony's and The Falls' covenants need no claim (Art. IV ¶ 1). The builders' form and Mizner Village excuse a foreclosing first-mortgage lender from earlier assessments unless a claim was recorded before its mortgage (The Pointe § 10.1.6). The Colony's covenants have no lender clause. Chapter 720's cap on what a foreclosing lender owes is in the bank-owned title point.

The Neighborhood Covenants add no leasing limits, but the owner "shall be responsible for all violations" by tenants (The Colony Art. V ¶ 5). The builders' form requires a written lease of at least six months, delivered before move-in, unless the Approving Party consents (Waterford Estates § 6.18). Saltgrass's limits are in its declaration as first recorded.

Who can amend differs by form. Only the Declarant may amend The Falls' and Long Cove's covenants, and only by minor changes (Art. V ¶ 9; Art. III ¶ 9). The Colony's covenants and the resale-restriction form also allow amendment by 66-2/3% of the entire membership at a meeting (Art. V ¶ 9; § 11.4). The builders' form and Bay Cove's declaration need two-thirds, with lenders' consent for some changes (Waterford Estates §§ 10.1, 10.4). The Pointe and The Fairways cut the owner vote to a majority in 2022, and Tuscany in 2020.

Where a Neighborhood's rules conflict with the master's, WCI's Neighborhood Covenants let WCI decide, "and its decision shall be final" (The Colony Art. V ¶ 8). The 1996 covenants under L'Hermitage and The Pointe say the same. Cypress Pointe's declarations defer to "the Community Declaration", a term they leave undefined (§ 18), and Saltgrass applies the more restrictive rule (§ 12).

At L'Hermitage, Mizner Village and The Enclave, the association's upkeep must meet the City of Coral Springs' code (§ 3.3; Art. IX.D; § 5.3). The City may enforce it and charge the cost to owners pro rata.

Each 30-year date is only the earliest a lot could lose its covenants under Florida's Marketable Record Title Act, which can cut off old covenants after 30 years unless they are preserved. It works lot by lot (the chapter 712 title point). Amendments by The Falls, The Enclave, The Fairways, The Pointe and Tuscany may also preserve their declarations, depending on how each was indexed and what it cites.

Seven Neighborhoods sit on plats recorded with a 1995 Educational Impact Lien Agreement in Broward County's favor (Heron Bay Three, OR 24213/65; Heron Bay Four, OR 24291/831). Each agreement puts a lien on its plat's land for the school impact fees WCI agreed to pay ahead of every home's building permit. It binds those who took title from WCI, mortgages are subordinate to it, and it ends with a recorded County satisfaction or, on Heron Bay Four, a partial release (¶ 2(d)). We found no release of either, and the County's 2011 and 2017 certificates against the Heron Bay Four plat only confirm its name. Unless the title search turns up a release, the lien stays open and goes to underwriting.

This section is for closers and attorneys. We send each open question in it to underwriting on the file.

• Seller's unpaid assessments. Under Chapter 720 the new owner and the previous owner are jointly and severally liable, each for the whole amount, for assessments due up to the transfer, whether or not a lien was recorded (Fla. Stat. § 720.3085(2)(b)). The estoppel is what protects the buyer, not the lien search.
• When the lien attaches. The declaration's lien covers assessments, late fees, interest, collection costs and attorney's fees. It takes effect "only from and after the time of the recordation" of a claim of lien (Declaration § 6.2 as amended, Instr 111917345, pp. 3–4). Since 1 July 2008 (Laws of Florida ch. 2008-175), Chapter 720 has dated it from the original declaration's recording, except against a first mortgage of record, where the claim governs (§ 720.3085(1)). Which date controls is an open question.
• Bank-owned resales. The declaration's Tenth Amendment frees a first mortgagee taking title by foreclosure or deed in lieu of foreclosure from earlier assessments "to the extent permitted by law" (Declaration § 6.7(b), Instr 110416293, p. 2). Chapter 720 caps such a lender's debt at the lesser of 1% of the original mortgage debt and the unpaid common expenses and regular periodic or special assessments due in the 12 months before it took title (§ 720.3085(2)(c)). The cap applies "only if the first mortgagee filed suit against the parcel owner and initially joined the association as a defendant". The lender need not have joined it if the association was dissolved or had no office or agent the lender could find. The estoppel shows what the association claims.
• Recorded violations. The Architectural Review Committee may record a certificate of non-compliance, under the owner's name, against a home whose improvements break the declaration (Declaration § 3.2.1(q), the declaration's Fifth Amendment, OR 30695/447). Unapproved exterior work can be ordered removed at a cost assessed to the lot (§ 3.2.1(h), (o), OR 30695/443, 446), so ask about open architectural violations when ordering the estoppel.
• Preservation, lot by lot. Under chapter 712, covenants older than a lot's root of title, its last title transaction recorded at least 30 years earlier, are extinguished unless an exception applies (§ 712.04; § 712.01). A recorded notice preserves them (§ 712.05), as does an amendment indexed under the association's legal name that cites the declaration's recording information (§ 712.05(2)(b)). So does a deed in the lot's chain citing the declaration by book and page or instrument number (§ 712.03(1)). We examine each lot's chain of title on the file.
• The master's notice. The master recorded its preservation notice on 17 October 2024 (Instr 119854426), before the declaration turned 30. It lists 41 instruments but no Neighborhood declaration. It also omits the 2011, 2013 and 2016 amendments, which can matter only from 2041, 30 years after the first of them. The covenants of Long Cove and of Heron Bay Three and Four are now over 30 years old. The only Neighborhood notice we found is The Falls', recorded in October 2025, and its page discusses the notice's form.
• Utility easements. For 30 years the declaration let the developer and association record utility easements along a 6-foot strip on every lot line (Declaration § 10.1(b), the declaration's Second Amendment, OR 25991/835). That power ended on 11 December 2025, and easements recorded before then stand.
• Developer consent. The Tenth Amendment requires the developer's written consent to any amendment changing "the assessment structure pertaining to any Plot" while it still owns land in the community (Declaration § 10.9(b)(8), Instr 110416293, p. 2). No owner-adopted Capital Payment amendment carries it, and the documents do not show whether the developer still owned land at each recording.
• Heron Bay Central's plat citation. The master's supplement and its correction both miscite Heron Bay Central's plat, which is Plat Book 171, Page 23. The supplement cites "Plat Book 1710, at Page 23" (Instr 101969718), and its 2004 correction cites Heron Bay Northeast's plat, Plat Book 173, Page 92 (Instr 104164040). The error reaches Heron Cove's Blocks D–G, whose own declaration cites the plat correctly, and Edgewood and The Greens. Both instruments name "Heron Bay Central", so the question is whether a corrective instrument is needed.
• School impact liens. Lots in seven Neighborhoods on Heron Bay Three and Four stay subject to a school impact lien until the County records a release (the shared declarations section).
• Casa Del Sol and Heron Isles. Neither lies inside a tract any supplement describes, so whether the master's covenants, lien and Capital Payment bind Casa Del Sol or Heron Isles is open.

• Some lots abut or partly contain wetland or buffer areas under recorded conservation easements, which may not be altered (Declaration § 3.39 "Conservation Easement", the declaration's Ninth Amendment, OR 40836/390–391). The declaration has a second § 3.39, the 2017 "Leasing" provision.
• The declaration can change after you buy. Since 2013, owners of 25% of its "Contributing Plots", with a Board majority, can amend it (Instr 111917345, p. 5), and the Board alone can amend the by-laws. Four owner amendments were recorded from 2016 through 6 April 2026.
• An owner more than 90 days behind on any payment can lose use privileges until it is paid in full, and so can the owner's tenants and guests (By-Laws Art. III § 2, Instr 114020102, p. 4). A suspension needs a Board vote at a properly noticed meeting, then written notice, and may not cut off access to the home or its parking (§ 720.305(3), (5)). Paying off the seller's balance at closing ends it.
• After closing, send the association the recorded deed. A new owner's membership rights "shall not become effective until the new Member presents the Association with a recorded copy of the Deed" (Articles of Incorporation Art. 5(B), Declaration Exhibit B, p. 76).

We wrote this page from the master's declaration, recorded 11 December 1995, and the amendments, supplements, by-law certificates, agreements, notices and plats recorded after it, through 6 April 2026. We give each deed the Property Appraiser cites by its date, and have not read them.

The master's own documents, cited by title and date, are not recorded. They are its Master Community Plan (2015), Rules and Regulations (revised 26 September 2018) and Elevate Heron Bay FAQ (undated). The Neighborhood managers come from its Sub Association Management Contact page, viewed 18 October 2026. Their phone numbers are on the Neighborhood pages, and Cypress Pointe's cites DBPR's condominium list (17 October 2026).

Anything recorded after 6 April 2026 for the master, or after a Neighborhood's "Newest we hold" date, is not reflected. Nothing here replaces either association's estoppel certificate.

• The Vistas. 89 lots, Heron Bay Northwest (PB 167/17) Blocks C–D. Designated a Neighborhood in 2000 (Instr 100102149) and brought under the master declaration in January 2001. No association of its own is on the master's list, and the Property Appraiser records the master as owner of the plat's private roads and open space. Confirm on the master estoppel that the master administers it.
• Heron Isles. 42 lots, Heron Bay Northwest Blocks A–B. Heron Isles and the other names here come from the master's Master Community Plan (2015, not recorded), which shows no blocks; we matched them to the plats. Designated the "Grand Bay" Neighborhood in 2000 (Instr 100102151); no recorded instrument we hold brings these lots under the master declaration. We ask the master whether it assesses the lot and send the question to underwriting.
• Casa Del Sol. 29 lots on Heron Bay Six (PB 167/16). Designated a Neighborhood in 2000 (Instr 100102150). As with Heron Isles, no recorded instrument we hold brings these lots under the master declaration. The Property Appraiser records the master as owner of the plat's private road. We ask the master whether it assesses the lot and send the question to underwriting.
• The Estates. 75 lots, Heron Bay Five (PB 164/37) Blocks A–B. No association of its own is on the master's list. The Property Appraiser records the master as owner of the plat's roads and buffers. We have not matched this plat to a supplement under the master declaration, so confirm on the master estoppel that the master assesses the lot.
• Edgewood and The Greens. Heron Bay Central (PB 171/23): Edgewood is Blocks A–C (94 homes) and The Greens Blocks H–N (110); Blocks D–G are Heron Cove. The supplement adding this plat miscites it (see the title points). No Neighborhood association appears on the master's list. On the Property Appraiser's roll, only Heron Cove's association, the master and the North Springs Improvement District (NSID) hold common land on this plat. Order the master's estoppel.
• The Reserves, The Highlands, Olde Brooke and Heron Estates. Heron Bay East (PB 169/105): The Reserves is Blocks A–B (67 homes), The Highlands C–D (75), Olde Brooke H–J (67) and Heron Estates K–L (80 parcels on 81 lots, four still vacant). Blocks E–G are Bay Cove. No Neighborhood association appears on the master's list. On the Property Appraiser's roll, only Bay Cove's association, the master and NSID hold common land on this plat. Order the master's estoppel.
• Creekside, Meadowbrook, The Glen and Greenbriar. Heron Bay Northeast (PB 173/92): Creekside is Blocks A–C (143 lots), Meadowbrook D (61), The Glen E (58) and Greenbriar F–H (51). Annexed between 2004 and 2015, with no Neighborhood declaration of record. No Neighborhood association appears on the master's list or the Property Appraiser's roll; order the master's estoppel. We have not matched the 7-lot Greenbriar Plat (PB 174/93) to a supplement, so confirm the master assesses its lots.
• Sable Pointe and Banyan Isles. Heron Bay North Plat 2 (PB 173/181) Blocks A–C, 95 lots, and D–F, 92. Annexed to the master between 2004 and 2015, with no Neighborhood declaration in the records; the plat reserves its streets for an association it does not name. No Neighborhood association appears on the master's list or the Property Appraiser's roll, where only the master and NSID hold common land; order the master's estoppel.
• Sawgrass Bay, Somerset and Osprey Lake. Heron Bay North Plat 3 (PB 176/73) Blocks A–B, 81 lots; C–E, 115; F–J, 109. Annexed to the master between 2004 and 2015, with no Neighborhood declaration in the records; the plat reserves its streets for an association it does not name. No Neighborhood association appears on the master's list or the Property Appraiser's roll, where only the master and NSID hold common land; order the master's estoppel.
• Hawthorne and Estuary. Heron Bay North Plat 4 (PB 181/72) Block A, 60 lots, and Block B, 46. Annexed to the master between 2004 and 2015, with no Neighborhood declaration in the records; the plat dedicates its roads and open space to the master. No Neighborhood association appears on the master's list or the Property Appraiser's roll, where only the master and NSID hold common land; order the master's estoppel.
• Heron Preserve. 84 townhomes, Sites 1A–21D, Heron Bay Commercial (PB 170/76), Coral Springs. On the Property Appraiser's record, Heron Preserve POA, Inc. owns the road and recreation tracts, a separate "Heron Bay Owners Assoc" owns others, and NSID owns three. The master owns no land there and does not list it. Order the POA's estoppel and ask the master whether it assesses the sites; underwriting decides whether the master declaration reaches them.